2281 Carr Rd NE · Conyers, GA 30012

$133,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 5 Days on market

Built 1991 Poor condition 1.95 ac lot $124/sqft · 39% below area Est $219k · 39% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you ready to roll up your sleeves and bring new life to a charming home in Conyers, GA? This spacious property at 2281 Carr Road sits on a generous 1.95-acre lot and offers endless potential for renovation and customization. With HVAC, roof, and water heater in need of replacement, this is the perfect opportunity to create the home of your dreams. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/12/2024, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! This property is being sold "as is." Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

Key facts

• 1.95 acre lot
• 2 parking spots
• Built 1991

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Cap rate 12.7% vs local median 4.3% in Conyers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities D, commute F.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hightower Trail Elementary School (math 27% / reading 32%, grade F, #633 of 1,228 statewide, top 54%, 533 students, 81% FRL); Conyers Middle School (math 9% / reading 24%, grade F, #388 of 470 statewide, top 83%, 1,031 students, 78% FRL); Rockdale County High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 2,369 students, 64% FRL).
• Market conditions: Rents flat; 324 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $134k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.9

CMA / ARV

• ARV (median comp): $218,584
• List price: $133,900
• Delta: -38.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2258 Pinetree Ln	0.13mi	3/1.0	1,056 (-2%)	4mo	$168,400	$159	83
3025 Granite Dr NE	0.26mi	3/2.0	1,060 (-2%)	5mo	$140,000	$132	80
3019 Granite Dr NE	0.21mi	3/2.0	1,000 (-7%)	13mo	$247,727	$248	67
1601 Parker Dr NE	0.36mi	2/1.0 (-1)	1,124 (+4%)	10mo	$220,000	$196	59
2030 Carr Rd	0.52mi	3/2.0	1,116 (+3%)	14mo	$209,900	$188	59
1621 Parker Dr NE	0.33mi	2/1.0 (-1)	962 (-11%)	1mo	$108,000	$112	57
2488 Hi Roc Cir NE	0.67mi	3/1.5	1,137 (+5%)	4mo	$204,000	$179	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.50×
• Total profit: $18,608
• Equity at exit: $19,965

10-year hold

• IRR: 19.8%
• Equity multiple: 2.47×
• Total profit: $55,283
• Equity at exit: $11,577

Cash invested: $37,492 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $199,000 ($190/sqft)
• Median days on market: 24 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +6.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30012

• Rents YoY: 0.4%
• Active inventory: 324
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$702
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $710

Break-even live

Break-even rent $1,000

Max offer price $133,900

Occupancy floor 58%

Sensitivity live

Price	-10% $786	-5% $748	+0% $710	+5% $672	+10% $634
Rent	-10% $560	-5% $635	+0% $710	+5% $785	+10% $860
Rate	-1.0pp $777	-0.5pp $744	base $710	+0.5pp $675	+1.0pp $640

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,475
• Closing costs: $4,017
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Odyssey Turn Conyers, GA	3.0	3.0	1356	$1,500	$1.11	93d	1	1.20mi
211 Odyssey Turn Conyers, GA	3.0	2.5	1356	$1,500	$1.11	51d	1	1.20mi
211 Odyssey Turn Conyers, GA	3.0	2.5	1356	$2,500	$1.84	38d	1	1.20mi
116 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,700	$1.18	93d	1	1.27mi
132 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,990	$1.38	4d	1	1.27mi
132 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,995	$1.39	93d	1	1.27mi
811 Sage Ln NW Conyers, GA	3.0	2.0	1400	$1,741	$1.24	41d	1	1.45mi

Property features AI

Exterior

• Parking: Two total parking spacesDriveway parkingOpen parking available
• Utilities: Public waterPublic sewer110-volt electricCable availableElectricity availableNatural gas availablePhone availableSewer availableWater available
• Home design: One-level homeEntry level on mainWood siding exteriorFacing/lot info not provided
• Construction: Raised foundationComposition roofBuilt with wood sidingProperty listed as fixer
• Exterior features: Front porchScreened porchDeck

Interior

• Kitchen: Eat-in kitchenKitchen cabinetsKitchen open to family room / view to family room
• Bedrooms: Master on mainThree main-level bedrooms
• Flooring: CarpetTile
• Bathrooms: Two full bathroomsMaster bathroom with separate tub and showerTwo main-level bathrooms
• Heating & cooling: Other heatingOther cooling
• Interior features: Aluminum window framesNo shared/common wallsOther interior features
• Laundry & utility: Laundry in common area on main level

Listing history 50 events

1. 2026-08-08
   days on market $133,900 Active 5 DOM
2. 2026-08-06
   days on market $133,900 Active 3 DOM
3. 2026-08-05
   days on market $133,900 Active 2 DOM
4. 2026-08-03
   days on marketlisting id $133,900 Active 1 DOM
5. 2026-07-31
   days on market $133,900 Active 175 DOM
6. 2026-07-30
   days on market $133,900 Active 173 DOM
7. 2026-07-28
   days on market $133,900 Active 172 DOM
8. 2026-07-26
   days on market $133,900 Active 170 DOM
9. 2026-07-24
   days on market $133,900 Active 168 DOM
10. 2026-07-23
    days on market $133,900 Active 167 DOM
11. 2026-07-22
    days on market $133,900 Active 166 DOM
12. 2026-07-21
    days on market $133,900 Active 165 DOM
13. 2026-07-20
    days on market $133,900 Active 164 DOM
14. 2026-07-18
    days on market $133,900 Active 162 DOM
15. 2026-07-18
    days on market $133,900 Active 161 DOM
16. 2026-07-16
    days on marketlisting id $133,900 Active 160 DOM
17. 2026-07-15
    days on market $133,900 Active 159 DOM
18. 2026-07-14
    days on market $133,900 Active 158 DOM
19. 2026-07-13
    days on market $133,900 Active 157 DOM
20. 2026-07-13
    days on market $133,900 Active 156 DOM
21. 2026-07-11
    days on market $133,900 Active 155 DOM
22. 2026-07-10
    days on market $133,900 Active 154 DOM
23. 2026-07-09
    days on market $133,900 Active 153 DOM
24. 2026-07-07
    days on market $133,900 Active 151 DOM
25. 2026-07-06
    days on market $133,900 Active 150 DOM
26. 2026-07-06
    days on market $133,900 Active 149 DOM
27. 2026-07-05
    days on market $133,900 Active 148 DOM
28. 2026-07-03
    days on market $133,900 Active 147 DOM
29. 2026-07-02
    days on market $133,900 Active 146 DOM
30. 2026-07-01
    days on market $133,900 Active 145 DOM
31. 2026-06-30
    days on market $133,900 Active 144 DOM
32. 2026-06-29
    days on market $133,900 Active 143 DOM
33. 2026-06-28
    days on market $133,900 Active 142 DOM
34. 2026-06-27
    days on market $133,900 Active 141 DOM
35. 2026-06-26
    days on market $133,900 Active 140 DOM
36. 2026-06-24
    days on market $133,900 Active 138 DOM
37. 2026-06-22
    days on market $133,900 Active 136 DOM
38. 2026-06-21
    days on market $133,900 Active 135 DOM
39. 2026-06-18
    days on market $133,900 Active 132 DOM
40. 2026-06-17
    days on market $133,900 Active 131 DOM
41. 2026-06-16
    days on market $133,900 Active 130 DOM
42. 2026-06-15
    days on market $133,900 Active 129 DOM
43. 2026-06-13
    days on market $133,900 Active 127 DOM
44. 2026-06-09
    days on market $133,900 Active 123 DOM
45. 2026-06-08
    days on market $133,900 Active 122 DOM
46. 2026-06-07
    days on market $133,900 Active 121 DOM
47. 2026-06-04
    days on market $133,900 Active 118 DOM
48. 2026-06-03
    days on market $133,900 Active 117 DOM
49. 2026-06-02
    days on market $133,900 Active 116 DOM
50. 2026-06-01
    days on market $133,900 Active 115 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $386 · $32/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$846/yr (+$70/mo · 218.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,787
• − Mortgage interest: −$7,500
• − Property taxes: −$386
• − Insurance: −$670
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$3,895
• Taxable income: $6,690
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $6,914/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $54,000–$97,200 screening

This property requires extensive renovation and maintenance to bring it up to a livable condition. Immediate repairs and updates are needed to improve its resale and rental value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — Overgrown vegetation and debris suggest significant neglect and potential structural damage
• Major Windows (windows) — Overgrown vegetation and debris suggest significant neglect and potential structural damage
• Major Electrical (electrical) — Overgrown vegetation and debris suggest significant neglect and potential structural damage
• Major Plumbing (plumbing) — Overgrown vegetation and debris suggest significant neglect and potential structural damage
• Major Exterior (exterior) — Overgrown vegetation and debris suggest significant neglect and potential structural damage
• Major Other — Overgrown vegetation and debris suggest significant neglect and potential structural damage

Repairs flagged

• Major Kitchen cabinets — Damaged and cluttered
• Major Bathroom fixtures — Damaged and cluttered
• Major Fencing — Damaged and overgrown
• Major HVAC system — Not inspected, likely outdated
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Both HVAC system replacement — Improves comfort and energy efficiency ↑
• Both Landscaping and fencing repair — Enhances curb appeal and safety ↑
• Both Kitchen and bathroom updates — Improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Hightower Trail Elementary School F GA #633/1,228 Nat'l #26,716/41,679 Middle Conyers Middle School F GA #388/470 Nat'l #12,406/14,009 High Rockdale County High School F GA #315/424 Nat'l #15,534/17,239

Schools (NCES district)

• District: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

C Composite livability gradescore 67/100

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

Amenities D Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 99,145 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 21% of renters

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Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 1%

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Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Property features AI

Exterior

• Parking: Two total parking spacesDriveway parkingOpen parking available
• Utilities: Public waterPublic sewer110-volt electricCable availableElectricity availableNatural gas availablePhone availableSewer availableWater available
• Home design: One-level homeEntry level on mainWood siding exteriorFacing/lot info not provided
• Construction: Raised foundationComposition roofBuilt with wood sidingProperty listed as fixer
• Exterior features: Front porchScreened porchDeck

Interior

• Kitchen: Eat-in kitchenKitchen cabinetsKitchen open to family room / view to family room
• Bedrooms: Master on mainThree main-level bedrooms
• Flooring: CarpetTile
• Bathrooms: Two full bathroomsMaster bathroom with separate tub and showerTwo main-level bathrooms
• Heating & cooling: Other heatingOther cooling
• Interior features: Aluminum window framesNo shared/common wallsOther interior features
• Laundry & utility: Laundry in common area on main level

Price history

+194.3% since first listed

7 events — show timeline

• 2026-08-03 Listed $133,900 FMLS
• 2026-03-13 Relisted — GAMLS
• 2024-11-18 Pending — GAMLS
• 2024-10-24 Price Changed $133,900 GAMLS
• 2024-10-19 Price Changed $139,900 GAMLS
• 2024-10-14 Listed $149,900 GAMLS
• 1994-10-12 Sold (Public Records) $45,500 Public Records

Property tax history

+12.9%/yr

Latest (2025): $386 · -3.7% YoY. Source: county tax records.